Two brand-new 5-bed, 6-bath townhomes with private plunge pools at 3541 NE 13th Ave, Oakland Park. Below: what a cash buyer pays at a Florida closing, what a new build saves you, and the carrying costs with no mortgage at all.
Not sure which guide fits your purchase? Call Share, 561.374.4582
Paying cash removes the lender, and with it most of the paperwork, the waiting and a good share of the closing costs. Here's what changes and what doesn't.
No loan approval, no underwriting, no lender appraisal. Once title is clear, the closing can be set when you and the seller agree. A financed purchase usually takes 30–45 days.
A financed buyer can walk away if the bank's appraiser comes in low. You can't, and you don't need to. That certainty is worth something to a seller; it's the strongest card a cash buyer holds when negotiating.
No lender means no lender's policy, but you still want an owner's title policy. In Florida its premium is set by the state, so every title company charges the same base rate. Get a survey if you want one; a condominium unit already has its recorded survey in the declaration.
Florida taxes the deed at $0.70 per $100 of the price. Who pays is set by the contract. Paying cash, you skip the two taxes that fall on a mortgage: $0.35 per $100 in note stamps and 0.2% intangible tax.
Florida's homestead exemption and 3% Save Our Homes cap are for your main residence only. A second home or rental is non-homestead: taxed on full value, with yearly increases in assessed value capped at 10%. Property tax is set on the price you pay, after the sale.
Florida insurers price older homes on roof age and windows. A 2026 build with impact-rated windows and doors and a new roof is the kind of home they want to write. Without a lender, flood cover is your choice, not a requirement.
On the 3 November 2026 ballot, Florida Amendment 3 would lower the 10% non-homestead cap to 5% from 2027 if 60% of voters approve. We'll update this line after the vote.
One home at $1,485,000. These are the buyer's items in the purchase agreement; closing and title for both sides are with Becker & Poliakoff.
Estimates, not a closing statement. Property tax and the HOA fee are prorated to the closing day. Becker & Poliakoff issues the final figures; Share can send the buyer's closing-cost sheet.
Your cash goes into the home, not a repair list. Completed 2026; you're the first owner.
All-electric. Two 3-ton AC systems, one per floor. Two 200-amp panels. 240V EV charger.
Impact-rated windows and doors and a new roof, the two things insurers look at first.
No restrictions. Wag Dog Park is at 600 NE 38th St.
Cash has a cost too: what the money would earn elsewhere. Run both ways with your own rate in the calculator. The financing figures are an illustration, not a loan offer.
Each home is on its own deed. Buy both and you own the whole compound: 10 bedrooms, 12 baths, two pools, and control of the two-owner HOA. Two contracts, one closing day. Pricing for buyers of both: ask Share.
See the whole compound →The City of Oakland Park's zoning letter confirms each unit can hold its own short-term rental licence. The licence doesn't transfer: you apply in your own name, pass the City inspection, keep the safety and local-contact requirements, renew yearly, and add a Florida DBPR licence. Renting is an option, not a requirement.
STR guide →Three minutes from Wilton Drive's restaurants, bars and nightlife, with Fort Lauderdale beach and Las Olas close by, and about 20 minutes from Fort Lauderdale airport. Greenleaf Park is a 3-minute walk; a Florida-native botanical garden is planned directly behind.
Neighbourhood guide →A home bought and held for investment can serve as replacement property. You have 45 days from your sale to identify it and 180 days to close, with the funds held by a qualified intermediary. A fast, lender-free closing fits that clock. Planning to use it yourself too? The IRS safe harbour for a vacation home (Rev. Proc. 2008-16) asks you to own it at least 24 months, rent it at fair rent for at least 14 days in each of those years, and keep your own use to 14 days or 10% of the days rented, whichever is more. Confirm your plan with your intermediary and tax adviser.
Not sure which guide fits your purchase? Call Share, 561.374.4582
These homes are priced against the finished pool homes nearby, not a formula. Come see them.
Virtually stagedBold. Dramatic. Sophisticated. Sold unfurnished, ready for your own look. $1,485,000.
See Unit A →
Bright. Refined. Effortlessly modern. Professionally staged; furniture package available separately through the staging company. $1,485,000.
See Unit B →Not sure which guide fits your purchase? Call Share, 561.374.4582
Sharon "Share" RossREALTOR®The Rockstar Group, brokered by eXp Realty
Tell Share how you'd use the home: to live in, as a second home, or as an investment, one or both. She'll send the buyer handout and the closing-cost sheet and set up a showing.
